Making the Most of Cost Segregation and Bonus Depreciation in 2025

Making the Most of Cost Segregation and Bonus Depreciation in 2025

If you are a real estate professional purchasing, constructing, renovating, or expanding a property, you may be able to maximize your tax deductions through a cost segregation study. With bonus depreciation set to phase out fully by 2027, you might want to consider conducting a cost segregation study sooner rather than later in order to make the most of current tax-saving opportunities.

What is a cost segregation study?

Cost segregation is a tax strategy that can be combined with bonus depreciation to maximize tax deductions for property owners. The standard depreciation period for real estate is 39 years for commercial properties and 27.5 years for residential rental properties. However, many building components depreciate at a faster rate than the building structure itself, and can therefore be written off sooner. A cost segregation study assesses various components of a building or property and categorizes them based on their depreciation periods. Building components (i.e., carpets, cabinetry, countertops, electrical components, etc.) are separated into groups of 5-year assets, 7-year assets, and 15-year assets. Segregating depreciable building components into 5, 7, and 15-year assets allows property owners to deduct more in the short-term, rather than over the course of 27.5 or 39 years.

What is bonus depreciation?

Bonus depreciation is a tax incentive that allows property owners to take an immediate deduction for investments in depreciable assets, rather than spreading deductions out over the course of several years. The Tax Cuts and Jobs Act (TCJA) of 2017 established a bonus depreciation rate of 100%, meaning 100% of the costs of qualifying property could be written off in the first year of purchase. Since 2023, the bonus depreciation rate has decreased by 20% per year until it is due to completely phase out in 2027. The bonus depreciation rate for 2025 is 40%, and the rate for 2026 will be 20%. Real estate professionals planning to invest in new property may benefit from doing so before bonus depreciation phases out in 2027. Efforts to restore 100% bonus depreciation are currently underway in Congress.

What is the benefit of a cost segregation study?

Accelerating depreciation deductions through a cost segregation study reduces the property owner’s taxable income, thus reducing tax liability and increasing cash flow. Cost segregation studies can be conducted for newly purchased or constructed properties, but can also be applied retroactively for properties previously acquired or constructed. Cost segregation studies are a valuable tax-saving tool on their own, but can lead to even more tax savings when combined with bonus depreciation.

Interested in a cost segregation study?

RBT CPAs’ experts are available to conduct a cost segregation study of your property, identifying accelerated depreciation opportunities and helping you to improve your cash flow. In addition to cost segregation studies, we also assist clients in real estate tax planning, financial reporting, budgeting and forecasting, property management accounting, Low-Income Housing Tax Credits, and other accounting services. Our team of skilled accountants possesses the expertise and industry insights needed to optimize your financial performance. Give us a call today to learn more.

Why You Need to Know the Sales and Use Tax Rules for Your State

Why You Need to Know the Sales and Use Tax Rules for Your State

As businesses providing services, as well as selling and purchasing tangible goods, veterinary practices must be aware of the rules surrounding sales and use taxes—but did you know that the laws for sales and use taxes vary from state to state? RBT CPAs serves veterinary practices across multiple states including New York, New Jersey, California, Virginia, Wisconsin, and Colorado, to name a few. Not only do sales and use tax regulations vary between states, but the rules also apply differently to different kinds of transactions taking place at veterinary practices. In this article, we want to highlight the importance of knowing the sales and use tax laws as they apply to veterinarians in your state specifically.

What are sales and use taxes?

Sales tax is a tax imposed on the sale of taxable goods and services. Sales taxes are charged to the end consumer, and the responsibility for collecting the sales tax belongs to the seller. Use tax is a tax imposed on the use, storage or consumption of taxable goods or services for which sales tax was not charged at the point of sale. The rate of the use tax is generally equal to the rate of the local/state sales tax. Veterinary practices are responsible for collecting and reporting sales and use taxes correctly, via state-specific sales and use tax returns.

When are sales and use taxes applied?

Depending on the state where you practice, different tax rules apply to various financial transactions. Certain services and goods are considered nontaxable, while others are taxable.

Let’s take a look at some of the regulations in New York State as an example.

Non-Taxable Sales in NYS

  • Receipts from services related to the health care of an animal, which includes diagnosing, treating, operating, or prescribing for any animal disease, pain, injury, deformity or dental or physical condition, or the subcutaneous insertion of a microchip intended to be used to identify an animal.
  • Hospitalization of an animal for which no separate boarding charge is made.
  • Grooming and clipping if performed as a necessary part of the practice of veterinary medicine to diagnose, treat, operate, or prescribe for any animal disease, pain, injury, deformity, or physical condition.
  • Receipts from the sale of tangible personal property designed for use in some manner relating to domestic animals or poultry are exempt from sales tax when sold by a veterinarian.
  • Sales of otherwise taxable tangible personal property to certain tax-exempt purchasers such as farmers, government entities, and other organizations (provided the proper exemption certificate has been supplied).

Taxable Sales in NYS

  • Sales of non-veterinary services such as boarding, grooming, and clipping are subject to sales tax unless provided as a necessary part of a veterinary service.
  • The receipts from the sale of pet cremation and burial services are nonveterinary services and accordingly are subject to sales tax as a service to tangible personal property, whether performed by a veterinarian or another person.
  • Purchases by a veterinarian of tangible personal property designed for use in some manner relating to domestic animals or poultry are subject to sales tax. They may not be purchased exempt from sales tax as a purchase for resale.
    • e., medical equipment & supplies, office equipment & supplies, boarding equipment & supplies, and various other costs (cleaning supplies, disinfectants, equipment repair, collars and leashes, litter, carriers, clippers, flea spray/ointment, for example)
  • Purchases by a veterinarian of tangible personal property not designed for use in some manner relating to domestic animals or poultry are subject to sales tax. However, if an item is to be resold, as such, it may be purchased by the veterinarian exempt from sales tax. The veterinarian should give the supplier a properly completed Form ST-120, Resale Certificate.
    • e. mugs, calendars, and t-shirts that feature various breeds of cats and dogs
  • Sales of animals (except guide, hearing, and service dogs when the dog is sold for use by a person to compensate for impairment to the person’s sight, hearing or movement).

Why is it important to know sales and use tax laws?

Knowing and adhering to your state’s sales and use tax laws protects your practice in the case of a sales tax audit. If your practice is audited, you will be liable for any errors.

What steps can you take to ensure compliance?

  • Familiarize yourself with the sales and use tax laws for veterinarians in your state.
  • Ensure you are registered as a sales tax vendor before collecting sales tax.
  • Make sure your practice’s software is set up to charge sales taxes according to your state’s regulations.
  • Review your vendor bills as they are received. If you purchase a taxable good or service and are not charged sales tax, make sure to report it in your sales and use tax return, as subject to use tax.
  • File accurate and timely sales and use tax returns.
  • Keep detailed records of all sales and purchases for the required period(s) specified by your state. Upon request by your state’s Tax Department, records must be made available.

As you can see, the rules surrounding sales and use taxes are very particular—and vary depending on where you practice. Set your practice up for success by knowing and complying with your state’s sales tax laws. For guidance on sales and use tax regulations in your state, please don’t hesitate to reach out to RBT CPAs. Our experts are here to support all of your practice’s accounting, tax, audit, and advisory needs. Give us a call to learn more.